Holding Costs - My experience with owner financing is that I can buy and sell a property in a month or less since the rehab is minimal and I'm providing the financing.

Warranties often have limitations, like they might not cover pre-existing issues, and there could be delays if they require you to use their contractors.I'm not sure if you've purchased a warranty already, but before purchasing a warranty, it’s a good idea to carefully read the fine print to see what’s covered and if there are any exclusions.

If transparency, responsiveness, and reliability are truly core values for RADD, I would appreciate you seeing to it that this isn't delayed any further. 

Time is money, and delaying a renovation often means lost rental income.

It ensures you’re bringing in responsible tenants and minimizing risks.

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

This allows new investors to gain experience while minimizing risk and maximizing returns right from the start. 

Coos Bay - The main delay with application in this area is whether the property is on public utilities or has a septic system and private or public water source.

Best of luck on your journey, and remember, delayed gratification is your best friend in this business!

I love the idea and its really quite nice because the costs are minimal and upside is huge.